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</o:shapelayout></xml><![endif]--></head><body bgcolor=white lang=EN-US link=blue vlink=purple><div class=WordSection1><p class=MsoNormal><font size=2 color="#1f497d" face=Arial><span style='font-size:11.0pt;font-family:"Arial",sans-serif;color:#1F497D'>David, I took the same approach as Doug in a probate action in 2013, based on tenancy by sufferance, and when I went in for the Order to Show Cause, Judge Andrus was sitting in ex parte and did not hesitate to enter an Order to Show Cause for a Writ of Restitution. She was still on the bench when I went in for the show cause hearing, the individual did not appear, and she issued a writ of restitution. The family member finally vacated after the sheriff visited and said, “you have 2 hours.” <o:p></o:p></span></font></p><p class=MsoNormal><font size=2 color="#1f497d" face=Arial><span style='font-size:11.0pt;font-family:"Arial",sans-serif;color:#1F497D'><o:p> </o:p></span></font></p><p class=MsoNormal><font size=2 color="#1f497d" face="Lucida Handwriting"><span style='font-size:11.0pt;font-family:"Lucida Handwriting";color:#1F497D'>Sandi Gay<o:p></o:p></span></font></p><p class=MsoNormal><font size=2 color="#1f497d" face=Arial><span style='font-size:11.0pt;font-family:"Arial",sans-serif;color:#1F497D'>SANDRA BATES GAY, P.S.<o:p></o:p></span></font></p><p class=MsoNormal><font size=2 color="#1f497d" face=Arial><span style='font-size:11.0pt;font-family:"Arial",sans-serif;color:#1F497D'>Attorney at Law<o:p></o:p></span></font></p><p class=MsoNormal><font size=2 color="#1f497d" face=Arial><span style='font-size:11.0pt;font-family:"Arial",sans-serif;color:#1F497D'>23515 NE Novelty Hill Rd.<o:p></o:p></span></font></p><p class=MsoNormal><font size=2 color="#1f497d" face=Arial><span style='font-size:11.0pt;font-family:"Arial",sans-serif;color:#1F497D'>Suite B211-397<o:p></o:p></span></font></p><p class=MsoNormal><font size=2 color="#1f497d" face=Arial><span style='font-size:11.0pt;font-family:"Arial",sans-serif;color:#1F497D'>Redmond, WA 98053-1996<o:p></o:p></span></font></p><p class=MsoNormal><font size=2 color="#1f497d" face=Arial><span style='font-size:11.0pt;font-family:"Arial",sans-serif;color:#1F497D'>Phone: (425) 637-3040<o:p></o:p></span></font></p><p class=MsoNormal><font size=2 color="#1f497d" face=Arial><span style='font-size:11.0pt;font-family:"Arial",sans-serif;color:#1F497D'>Fax: (425) 952-0156<o:p></o:p></span></font></p><p class=MsoNormal><font size=2 color="#1f497d" face=Arial><span style='font-size:11.0pt;font-family:"Arial",sans-serif;color:#1F497D'>E-mail: <a href="mailto:sgay@sbglaw-wa.com"><font color="#0563c1"><span style='color:#0563C1'>sgay@sbglaw-wa.com</span></font></a><o:p></o:p></span></font></p><p class=MsoNormal><font size=2 color="#1f497d" face=Arial><span style='font-size:11.0pt;font-family:"Arial",sans-serif;color:#1F497D'><o:p> </o:p></span></font></p><p class=MsoNormal><font size=1 color="#1f497d" face=Arial><span style='font-size:8.0pt;font-family:"Arial",sans-serif;color:#1F497D'>NOTE: </span></font><font size=1 color="#1f497d" face=Arial><span style='font-size:8.0pt;font-family:"Arial",sans-serif;color:#1F497D'>Our office has moved to a new location. Please note our permanent change in address and update your records accordingly. Mail will not be forwarded from my prior address after February 17, 2015.<o:p></o:p></span></font></p><p class=MsoNormal><font size=1 color="#1f497d" face=Arial><span style='font-size:8.0pt;font-family:"Arial",sans-serif;color:#1F497D'><o:p> </o:p></span></font></p><p class=MsoNormal><font size=1 color="#1f497d" face=Arial><span style='font-size:8.0pt;font-family:"Arial",sans-serif;color:#1F497D'>Also Note: This office does not accept service of pleadings or process service by e-mail or fax except with the express prior permission of the intended recipient. The information contained in this e-mail, including attachments, is covered by the Electronic Communication Privacy Act, 18 USC Sec. 2510-2521; is confidential; and may also be subject to the attorney-client privilege. The information is intended only for the use of the individual or entity to whom it is addressed. If you are not the intended recipient, or an employee or agent responsible for delivering the transmitted document(s) to the intended recipient, you are hereby notifed that any use, dissimilation, distribution or copying of the communication is strictly prohibited.<o:p></o:p></span></font></p><p class=MsoNormal><font size=2 color="#1f497d" face=Calibri><span style='font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D'><o:p> </o:p></span></font></p><p class=MsoNormal><font size=2 color="#1f497d" face=Arial><span style='font-size:11.0pt;font-family:"Arial",sans-serif;color:#1F497D'><o:p> </o:p></span></font></p><p class=MsoNormal><font size=2 color="#1f497d" face=Arial><span style='font-size:11.0pt;font-family:"Arial",sans-serif;color:#1F497D'> <o:p></o:p></span></font></p><p class=MsoNormal><font size=2 color="#1f497d" face=Arial><span style='font-size:11.0pt;font-family:"Arial",sans-serif;color:#1F497D'><o:p> </o:p></span></font></p><div><div style='border:none;border-top:solid #E1E1E1 1.0pt;padding:3.0pt 0in 0in 0in'><p class=MsoNormal><b><font size=2 color=black face=Calibri><span style='font-size:11.0pt;font-family:"Calibri",sans-serif;color:windowtext;font-weight:bold'>From:</span></font></b><font size=2 color=black face=Calibri><span style='font-size:11.0pt;font-family:"Calibri",sans-serif;color:windowtext'> wsbapt-bounces@lists.wsbarppt.com [mailto:wsbapt-bounces@lists.wsbarppt.com] <b><span style='font-weight:bold'>On Behalf Of </span></b>Doug Schafer<br><b><span style='font-weight:bold'>Sent:</span></b> Wednesday, January 27, 2016 4:33 PM<br><b><span style='font-weight:bold'>To:</span></b> WSBA Probate & Trust Listserv <wsbapt@lists.wsbarppt.com><br><b><span style='font-weight:bold'>Subject:</span></b> Re: [WSBAPT] Probate: Removing family member from deceased's home - Unlawful Detainer or Ejectment?<o:p></o:p></span></font></p></div></div><p class=MsoNormal><font size=3 color=black face="Times New Roman"><span style='font-size:12.0pt'><o:p> </o:p></span></font></p><p class=MsoNormal style='margin-bottom:12.0pt'><font size=3 color=black face="Times New Roman"><span style='font-size:12.0pt'>About 10 years ago, to remove a decedent's son from her home, I asserted that the son was a "tenant at sufferance" and I successfully employed the unlawful detainer process. Below is the body of my complaint:<br><br>2. Defendant resided in the *** Street Residence apparently with permission of [decedent] before her death on ***, 2005, and he has continued since that time to reside therein without permission of the personal representative of her estate.<br> 3. Defendant is a tenant by sufferance under RCW 59.04.050, which provides:<br> Whenever any person obtains possession of premises without the consent of the owner or other person having the right to give said possession, he shall be deemed a tenant by sufferance merely, and shall be liable to pay reasonable rent for the actual time he occupied the premises, and shall forthwith on demand surrender his said possession to the owner or person who had the right of possession before said entry, and all his right to possession of said premises shall terminate immediately upon said demand.<br> 4. RCW 59.12.030 provides:<br> A tenant of real property for a term less than life is guilty of unlawful detainer either:<br> . . . .<br> (6) [When] A person who, without the permission of the owner and without having color of title thereto, enters upon land of another and who fails or refuses to remove therefrom after three days' notice, in writing and served upon him or her in the manner provided in RCW 59.12.040. Such person may also be subject to the criminal provisions of chapter 9A.52 RCW; <br> 5. On ***, 2006, Defendant was personally served by *** with a written 3-day notice to vacate and surrender the premises. A copy of that notice is attached as Exhibit A. <br> 6. Defendant has not vacated and surrendered the premises, and more than three days have elapsed since notice to do so was served upon him.<br> 7. RCW 59.04.050 and Washington case law provide that a tenant by sufferance possessing property is liable to the party entitled to possession for the reasonable rental value for the time the tenant occupied the property. Sarvis v. Land Resources, Inc., 62 Wn. App. 888, 815 P.2d 840 (1991), rev. denied, 118 Wn.2d 1020 (1992); Howard v. Edgren, 62 Wn.2d 884, 385 P.2d 41 (1963); see also Estate of Jones, 152 Wn.2d 1, 14, 93 P.3d 147 (2004) (Heir occupying decedent’s residence during probate owes the estate rent).<br><br>Doug Schafer, in Tacoma.<o:p></o:p></span></font></p><div><p class=MsoNormal><font size=3 color=black face="Times New Roman"><span style='font-size:12.0pt'>On 1/27/2016 3:26 PM, Rob Wilson-Hoss wrote:<o:p></o:p></span></font></p></div><blockquote style='margin-top:5.0pt;margin-bottom:5.0pt'><p class=MsoNormal><font size=4 color=black face="Times New Roman"><span style='font-size:14.0pt'>I have attached a brief that worked and that I have provided to others on this list serve the past couple of years. Some of the same issues. </span></font><o:p></o:p></p><p class=MsoNormal><font size=4 color=black face="Times New Roman"><span style='font-size:14.0pt'> </span></font><o:p></o:p></p><p class=MsoNormal><font size=4 color=black face="Times New Roman"><span style='font-size:14.0pt'>Rob</span></font><o:p></o:p></p><p class=MsoNormal><font size=4 color=black face="Times New Roman"><span style='font-size:14.0pt'> </span></font><o:p></o:p></p><div><p class=MsoNormal style='text-autospace:none'><font size=4 color=black face="Times New Roman"><span style='font-size:14.0pt'>Robert D. Wilson-Hoss <br>Hoss & Wilson-Hoss, LLP <br>236 West Birch Street <br>Shelton, WA 98584 <br>360 426-2999</span></font><o:p></o:p></p><p class=MsoNormal><font size=4 color=black face="Times New Roman"><span style='font-size:14.0pt'><a href="http://www.hossandwilson-hoss.com">www.hossandwilson-hoss.com</a><br><a href="mailto:rob@hctc.com">rob@hctc.com</a></span></font><o:p></o:p></p><p class=MsoNormal><font size=2 color=black face=Calibri><span style='font-size:11.0pt;font-family:"Calibri",sans-serif'> </span></font><o:p></o:p></p><p class=MsoNormal style='text-autospace:none'><i><font size=2 color=black face="Times New Roman"><span style='font-size:11.0pt;font-style:italic'>This message is intended solely for the use of the addressee and may contain information that is privileged, confidential, and exempt from disclosure under applicable law. If you are not the addressee, you are hereby notified that any use, distribution, or copying of this message is strictly prohibited. If you received this message in error, please notify us by reply e-mail or by telephone (call us collect at the number listed above) and immediately delete this message and any and all of its attachments. Thank you.</span></font></i><o:p></o:p></p><p class=MsoNormal><font size=2 color=black face=Calibri><span style='font-size:11.0pt;font-family:"Calibri",sans-serif'> </span></font><o:p></o:p></p><p class=MsoNormal><b><font size=2 color=black face="Times New Roman"><span style='font-size:10.0pt;text-transform:uppercase;font-weight:bold'>This office does debt collection and this e-mail may be an attempt to collect a debt, Any information obtained will be used for that purpose. </span></font></b><font size=2><span style='font-size:10.0pt'>To the extent the Federal Fair Debt Collection Practices Act (15 U.S.C. § 1692) applies this firm is acting as a debt collector for the condominium/homeowners' association named above to collect a debt owed to it. Any information obtained will be used for collection purposes. You have the right to seek advice of legal counsel.</span></font><o:p></o:p></p></div><p class=MsoNormal><font size=4 color=black face="Times New Roman"><span style='font-size:14.0pt'> </span></font><o:p></o:p></p><div><div style='border:none;border-top:solid #B5C4DF 1.0pt;padding:3.0pt 0in 0in 0in'><p class=MsoNormal><b><font size=2 color=black face=Tahoma><span style='font-size:10.0pt;font-family:"Tahoma",sans-serif;font-weight:bold'>From:</span></font></b><font size=2 face=Tahoma><span style='font-size:10.0pt;font-family:"Tahoma",sans-serif'> <a href="mailto:wsbapt-bounces@lists.wsbarppt.com">wsbapt-bounces@lists.wsbarppt.com</a> [<a href="mailto:wsbapt-bounces@lists.wsbarppt.com">mailto:wsbapt-bounces@lists.wsbarppt.com</a>] <b><span style='font-weight:bold'>On Behalf Of </span></b>James L. Sorenson<br><b><span style='font-weight:bold'>Sent:</span></b> Wednesday, January 27, 2016 3:00 PM<br><b><span style='font-weight:bold'>To:</span></b> WSBA Probate & Trust Listserv<br><b><span style='font-weight:bold'>Cc:</span></b> <a href="mailto:wsbapt@lists.wsbarppt.com">wsbapt@lists.wsbarppt.com</a><br><b><span style='font-weight:bold'>Subject:</span></b> Re: [WSBAPT] Probate: Removing family member from deceased's home - Unlawful Detainer or Ejectment?</span></font><o:p></o:p></p></div></div><p class=MsoNormal><font size=3 color=black face="Times New Roman"><span style='font-size:12.0pt'> <o:p></o:p></span></font></p><div><p class=MsoNormal><font size=3 color=black face="Times New Roman"><span style='font-size:12.0pt'>I had a similar problem with a brother who would not leave. The PR tried an unlawful detainer action and the commissioner said that unless a lease was offered or the brother was willing to pay rent that an unlawful detainer would not work. The PR used an ejectment action with B. Jacob Bozeman (425 248-2164) and was successful. He could solve this problem for you. He has been successful for many of my clients.<o:p></o:p></span></font></p></div><div><p class=MsoNormal><font size=3 color=black face="Times New Roman"><span style='font-size:12.0pt'> <o:p></o:p></span></font></p></div><div><p class=MsoNormal><font size=3 color=black face="Times New Roman"><span style='font-size:12.0pt'>James L. Sorenson<o:p></o:p></span></font></p></div><div><p class=MsoNormal><font size=3 color=black face="Times New Roman"><span style='font-size:12.0pt'>Attorney at Law<o:p></o:p></span></font></p></div><div><p class=MsoNormal><font size=3 color=black face="Times New Roman"><span style='font-size:12.0pt'>929 N. 130th Suite14<o:p></o:p></span></font></p></div><div><p class=MsoNormal><font size=3 color=black face="Times New Roman"><span style='font-size:12.0pt'>Seattle, Washington 98133<o:p></o:p></span></font></p></div><div><p class=MsoNormal><font size=3 color=black face="Times New Roman"><span style='font-size:12.0pt'>206 365-0346<o:p></o:p></span></font></p></div><div><p class=MsoNormal style='margin-bottom:12.0pt'><font size=3 color=black face="Times New Roman"><span style='font-size:12.0pt'><br>On Jan 27, 2016, at 12:51 PM, Lenard <<a href="mailto:lwlaw@my180.net">lwlaw@my180.net</a>> wrote:<o:p></o:p></span></font></p></div><div><blockquote style='margin-top:5.0pt;margin-bottom:5.0pt'><div><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><font size=2 color="#1f497d" face=Calibri><span style='font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D'>How did daughter gain possession? If it was by permission of the owner then she is not under paragraph 6. See </span></font><i><span style='font-style:italic'>Turner v. White</span></i>, 20 Wn.App. 290, 291-92, 579 P.2d 410 (Div. 3 1978) <o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><font size=2 color="#1f497d" face=Calibri><span style='font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D'>According to Division 3 an unlawful detainer is not available against a tenant-at-will. </span></font><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><font size=2 color="#1f497d" face=Calibri><span style='font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D'>If she is a tenant-at-will, that leaves ejectment and TEDRA. Under 11.48.020 the PR has a right to possession of all estate property, but this statute is not tied into the UD framework. Why not ask the court to use its plenary power under TEDRA to order a writ of restitution?</span></font><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><font size=2 color="#1f497d" face=Calibri><span style='font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D'> </span></font><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><font size=2 color="#1f497d" face=Calibri><span style='font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D'>Lenard L. Wittlake </span></font><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><font size=2 color="#1f497d" face=Calibri><span style='font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D'> </span></font><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><b><font size=2 color=black face=Tahoma><span style='font-size:10.0pt;font-family:"Tahoma",sans-serif;font-weight:bold'>From:</span></font></b><font size=2 face=Tahoma><span style='font-size:10.0pt;font-family:"Tahoma",sans-serif'> <a href="mailto:wsbapt-bounces@lists.wsbarppt.com">wsbapt-bounces@lists.wsbarppt.com</a> [<a href="mailto:wsbapt-bounces@lists.wsbarppt.com">mailto:wsbapt-bounces@lists.wsbarppt.com</a>] <b><span style='font-weight:bold'>On Behalf Of </span></b>Thomas Gates<br><b><span style='font-weight:bold'>Sent:</span></b> Wednesday, January 27, 2016 11:56 AM<br><b><span style='font-weight:bold'>To:</span></b> WSBA Probate & Trust Listserv<br><b><span style='font-weight:bold'>Subject:</span></b> Re: [WSBAPT] Probate: Removing family member from deceased's home - Unlawful Detainer or Ejectment?</span></font><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><font size=3 color=black face="Times New Roman"><span style='font-size:12.0pt'> <o:p></o:p></span></font></p><div><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><font size=3 color=black face="Times New Roman"><span style='font-size:12.0pt'>See RCW 59.12.030(6). Only a three day Notice is required before starting Unlawful Detainer action.<o:p></o:p></span></font></p></div><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><font size=3 color=black face="Times New Roman"><span style='font-size:12.0pt'> <o:p></o:p></span></font></p></div><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><font size=3 color=black face="Times New Roman"><span style='font-size:12.0pt'>Tom<o:p></o:p></span></font></p></div></div><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><font size=3 color=black face="Times New Roman"><span style='font-size:12.0pt'> <o:p></o:p></span></font></p><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><font size=3 color=black face="Times New Roman"><span style='font-size:12.0pt'>On Wed, Jan 27, 2016 at 11:40 AM, David Faber <<a href="mailto:david@faberfeinson.com">david@faberfeinson.com</a>> wrote:<o:p></o:p></span></font></p><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><font size=3 color=black face="Times New Roman"><span style='font-size:12.0pt'>Good morning:<o:p></o:p></span></font></p><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><font size=3 color=black face="Times New Roman"><span style='font-size:12.0pt'> <o:p></o:p></span></font></p></div><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><font size=3 color=black face="Times New Roman"><span style='font-size:12.0pt'>Client is PR. Deceased's daughter is currently living in home of deceased and needs to be removed. My first thought is a 20-day notice to terminate followed by unlawful detainer if she fails, but I recall a dispute about whether an unlawful detainer is appropriate for this sort of situation. Would an ejectment action be more proper? The house is being sold and the purchaser doesn't wants the daughter out as part of the transfer.<o:p></o:p></span></font></p></div><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><font size=3 color=black face="Times New Roman"><span style='font-size:12.0pt'><br clear=all><o:p></o:p></span></font></p><div><div><div><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><font size=3 color=black face=Arial><span style='font-size:12.0pt;font-family:"Arial",sans-serif'>Best,</span></font><o:p></o:p></p></div><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><font size=3 color=black face=Arial><span style='font-size:12.0pt;font-family:"Arial",sans-serif'>David J. Faber</span></font><o:p></o:p></p></div><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><font size=3 color=black face=Arial><span style='font-size:12.0pt;font-family:"Arial",sans-serif'>Faber Feinson PLLC</span></font><o:p></o:p></p></div><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><font size=3 color=black face=Arial><span style='font-size:12.0pt;font-family:"Arial",sans-serif'>210 Polk Street, Suite 1</span></font><o:p></o:p></p></div><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><font size=3 color=black face=Arial><span style='font-size:12.0pt;font-family:"Arial",sans-serif'>Port Townsend, WA 98368<br>(360) 379-4110</span></font><o:p></o:p></p></div><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><font size=3 color=black face=Arial><span style='font-size:12.0pt;font-family:"Arial",sans-serif'> </span></font><o:p></o:p></p></div><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><font size=3 color=black face=Helvetica><span style='font-size:12.0pt;font-family:"Helvetica",sans-serif'>*** NOTICE: ATTORNEY CLIENT COMMUNICATION - PRIVILEGED & CONFIDENTIAL. 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